Reverse Mortgage Broker Serving Simi Valley, California
Simi Valley filled up in the 70s and 80s with families chasing a yard and a safe street — many of them never left. Forty years of staying put built equity that can now retire the mortgage payment for good.
Run both calculations here. Neither one is obvious.
Every FHA-insured reverse mortgage in the country is recorded by HUD, loan by loan. Here is what those records say about this market over the last twelve monthly releases (September 2025 through August 2026).
| HECMs insured by FHA, Ventura County | 114 |
| Of those, purchases (HECM for Purchase) | 4 |
| Reached the FHA ceiling | 14.0% |
| In Simi Valley itself | 15 |
| Simi Valley: reached the ceiling | 1 of 15 |
| California overall vs. the rest of the US | 20.2% vs 3.0% |
About 14% of federally insured reverse mortgages in this county hit the FHA ceiling, which means roughly 86% did not. That split is exactly why I run the HECM and the jumbo side by side rather than leading with one.
In Simi Valley itself, 15 of those loans were on homes inside the city limits and one of them reached the ceiling. That is too few loans for a percentage to mean much, so the county rate is the one to plan around; the raw count is here because it is a fact, not a trend.
Where these figures come from. Counted by me from the FHA HECM Single-Family Portfolio Snapshot, the loan-level file HUD publishes every month. The last twelve monthly releases, September 2025 through August 2026. HUD counts each loan in the month FHA insured it (its endorsement), usually within about two months of closing, so these are insurance months, not closing months. A loan is counted as reaching the ceiling when its maximum claim amount equals the limit that applied to its case number: $1,209,750 for 2025 case numbers and $1,249,125 for 2026. No endorsements at all were processed in October 2025 — in HUD’s words, “due to the lapse in appropriations covering the entire month” — so that release is empty and the figures cover eleven months of endorsements. These are FHA-insured HECM loans only; proprietary jumbo lending is not federally insured and appears in no public dataset. Every California county and city in one table →
Simi Valley by ZIP code
Every ZIP code Zillow assigns to Simi Valley, with the reverse mortgages HUD recorded in each over the past year and Zillow’s typical home value against the HECM limit.
Simi Valley HECMs insured in the past year
Both Simi Valley ZIP codes have a typical value of about $829,000 to $831,000, under the $1,249,125 limit. The most loans were in 93063: 8 of the 15.
| ZIP code | HECMs insured | At the FHA ceiling | Typical home value | Under or over the limit |
|---|---|---|---|---|
| 93063 | 8 | 0 | $829,000 | Under |
| 93065 | 7 | 1 | $831,000 | Under |
All 15 HECMs HUD recorded with a Simi Valley address. The limit is the 2026 HECM maximum claim amount of $1,249,125.
HUD’s list shows 10 FHA-approved condominium projects with a Simi Valley mailing address (searched October 16, 2026). A unit in a project that is not on the list can still qualify through FHA’s single-unit approval, which adds stricter income and payment-history tests for HECM borrowers (HUD Mortgagee Letter 2019-17). Search HUD’s condominium list →
Where these figures come from. Loans: the HUD HECM Snapshot records behind this page’s other figures, September 2025 through August 2026 (the months FHA insured each loan), by the ZIP code HUD records for each Simi Valley loan. Typical home values: Zillow Home Value Index for each ZIP code, all homes, data through September 30, 2026, rounded to the nearest $1,000. A typical value is the middle of the market, so plenty of homes in an “under” ZIP code are worth more, and the reverse. Condominiums: HUD’s FHA condominium list, status Approved.
The short answer for Simi Valley: for homeowners 62 and older, the FHA-insured HECM fits most Simi Valley homes. The typical value here (about $830,000) sits under the 2026 HECM maximum claim amount of $1,249,125, so the calculation reaches essentially the full value. Homes above the limit, and owners aged 55 to 61, are served by proprietary jumbo programs on values to $4 million. Either way, no monthly principal-and-interest payment is required while you live in the home and keep property taxes, insurance, and maintenance current.
2026 HECM limit: HUD Mortgagee Letter 2025-22. Counseling and California’s seven-day period: Cal. Civ. Code §1923.2. Typical value: Zillow Home Value Index, data through September 30, 2026, rounded.
The Simi Valley picture
Simi Valley’s citywide average value of roughly $830,000 sits well under the 2026 FHA HECM limit of $1,249,125, which makes this one of Ventura County’s cleanest HECM markets: the program calculates against the home’s full value across nearly all of the city’s neighborhoods, from the original east-end tracts to Wood Ranch.
The tenure here is remarkable. I regularly meet Simi owners who bought for under $100,000 when the aerospace field lab on the hill was still running and the 118 was new, and who now hold three-quarters of a million dollars of equity alongside a fixed income that has to be stretched carefully. That is precisely the imbalance a reverse mortgage corrects: it converts a portion of the locked-up equity into eliminated payments, a growing credit line, or monthly draws, while you keep living in the same house on the same cul-de-sac.
Simi also has one of the stronger cases in the county for the eliminate-the-payment file: owners who refinanced during the cash-out years and carried the payment into retirement. When available proceeds cover the payoff, the required monthly payment ends at closing, and for a household running on Social Security plus a pension, that single change often rebalances the entire monthly budget.
How each program fits Simi Valley
Same broker, same phone number, three different instruments. I run the ones that apply to your home side by side, and the numbers pick the winner, not the sales pitch. The highlighted row is where a typical Simi Valley home lands; your own age and value may point elsewhere.
What every Simi Valley borrower must know
Who qualifies: homeowners 62+ for the FHA HECM (55+ for many jumbo programs), living in the home as their primary residence, with sufficient equity and a financial assessment showing capacity to meet the obligations below. Independent counseling with a HUD-approved agency is required before a HECM, and you choose the agency freely from the HUD roster (national line: 800-569-4287), and California adds its own consumer protections, including a cooling-off period.
What you must keep paying: property taxes (every line of the bill), homeowner’s insurance, reasonable home maintenance, and HOA dues where applicable. No monthly mortgage payment is required while you live in the home and meet these obligations, but failing to meet them can cause the loan to become due and payable. I structure set-asides when automating these payments is the safer plan.
What protects you: title stays in your name or your trust; the loan is non-recourse, so neither you nor your heirs can owe more than the home’s value; and heirs keep every dollar of remaining equity when the home is sold.
Four decades of Prop 13 protection means many Simi owners pay taxes on a small fraction of today’s value, and a reverse mortgage doesn’t disturb that assessment. And for the owners eyeing a move closer to grandchildren elsewhere in California, Proposition 19 lets the low base travel with you; paired with a HECM for Purchase, the move needn’t create a payment.
Simi Valley questions, straight answers
We bought in 1982 and owe nothing. Why would we borrow now?
Free-and-clear owners are often my best-fit clients, not because they must borrow, but because a standby line of credit costs little to hold, grows every year, and stands ready for the roof, the care need, or the market downturn. Opening it while you're younger and rates make the math favorable is what gives it time to grow.
Will this affect our Social Security or Medicare?
No: both are non-means-tested, and reverse mortgage proceeds are borrowed funds, not income. Needs-based programs (SSI, Medi-Cal) can be affected by how proceeds are held from month to month, and if that applies to you we plan for it deliberately with your benefits counselor.
What are our heirs actually signing up for?
A defined, protected outcome: they inherit the home subject to the balance, can keep it by paying the balance off (on a HECM, capped at 95% of appraised value), or sell and keep the remaining equity. The loan is non-recourse. I encourage adult children to sit in on the process; it makes everyone’s life easier later.
Our home needs a roof before winter. Does that stop us?
Usually not. If the appraisal flags it, we handle it with a repair set-aside funded from the loan itself, or complete the work before closing. Don’t pre-spend savings on the assumption you must. Call first and let’s sequence it correctly.
Written by Kenneth M. Adler
Every page on this site is written and maintained by me: the same person who answers the phone, runs your numbers, and handles your file start to finish. No call center, no hand-offs, no lead-selling. More about how I work →
These questions come up on nearly every Simi Valley file, and each one has a page of its own rather than a paragraph buried somewhere:
- What a reverse mortgage actually costs — the six cost categories, which of them get financed rather than paid at the table, and why “no cost” advertising is misleading.
- HECM line of credit compared with a bank HELOC — required payments, whether the lender can freeze the line, and the cases where the HELOC is genuinely the better tool for a Simi Valley homeowner.
- The reverse mortgage glossary — forty-eight terms defined plainly, for anyone reading a disclosure and wondering what a principal limit factor or a LESA actually is.
- Who qualifies for a reverse mortgage — the six requirements on one page, and the jumbo route from age 55.
- How reverse mortgage rates work — index, margin and the expected rate, and how to compare two quotes.
- Helping a parent decide — what adult children should know about the house, the inheritance and the questions to ask.
If your Simi Valley home is worth more than the FHA calculation will count, start instead with jumbo reverse mortgages for California homes.
Want a rough number before you call?
The calculator takes an age and a home value and shows an estimate on screen, with every cost line. No name, phone or email needed. Moving or inheriting? See how Prop 19 treats your property tax base.
Let’s run your Simi Valley numbers.
Fifteen minutes on the phone and you’ll know what your home and your age actually produce, HECM and jumbo side by side.
- A call back within minutes during California business hours
- Your figures in writing before you commit to anything
- If it is the wrong tool for you, I will say so
Rather talk it through now?
Tell me the scenario and I’ll tell you honestly whether this is the right tool. If it isn’t, you’ll leave the call knowing why, and I’ll point you at whatever is.
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